For owners holding a cash offer

Cash offer or list it: the arithmetic on a south Miami-Dade house

Three situations make the cash offer the better deal. If the house cannot be insured, the discount is not a discount, it is the market. If a failed closing would cost you more than the price gap, certainty has a real value. If the property is inherited, out of state, or nobody is available to prepare it, the cash buyer is selling you labor you do not have. In those cases take the offer and stop reading.

Updated 2026-10-12

The three cases where taking cash is the right call

Everywhere else the two sides do not arrive in comparable form. The cash offer arrives as one clean number. The listed sale arrives as a price with several deductions and a delay attached, and two of its line items work differently in Miami-Dade than in most of Florida, and both differences reduce what a seller here pays. So the clean number wins an argument it would lose on paper.

Below is the paper. Four outcomes, worked at a $400,000 and a $600,000 south Miami-Dade house, with the closing costs itemized at the county's documentary stamp rate as the Florida Department of Revenue publishes it, and the carrying cost of the slower route subtracted rather than ignored. The arithmetic is in prose so you can redo it with your own numbers, and you should, because the commission rate and the carrying costs are yours, not mine.

Insurability is the hard gate. A lender requires hazard insurance on the collateral as a condition of closing, so if no carrier will write the roof, the financed buyer pool is closed to you until the roof is replaced. That is the one condition on this list that mechanically removes financed buyers, and cash buyers price in the risk they are taking. Their offer is not a discount off the retail market, because the retail market is not available to you.

Open permits and open code cases are a different animal, and conflating them with insurability is how sellers give away real money. They surface on the municipal lien search, which the AS IS form's Miami-Dade and Broward regional provision puts on the seller to pay for, and they are a closing and title problem rather than a loan-approval problem. Whether a particular one can be cleared before a closing date depends on the municipality, the age of the permit, whether the work has to be opened up for an inspection, and what your contract requires, so get that answer from the building department that holds the permit rather than from the person offering to buy the house. The permit guide covers what the county record shows and what it does not. Appraisal standards vary by loan program as well: FHA and VA appraisals apply minimum property requirements that conventional financing does not, so a house that will not clear one may still clear another. Ask which of these you actually have before you accept that cash is your only buyer.

Certainty valued above price. A contract that closes is worth more than a contract that might. If you are moving on a fixed date, if a foreclosure sale date is approaching, if two heirs have agreed to one thing and will not agree twice, or if a failed closing triggers a cost larger than the price gap, then paying for certainty is a rational trade. A cash contract with a long inspection period and small earnest money is not certainty. It is an option. More on that below.

Nobody can prepare the property. An inherited house in Homestead with forty years of belongings in it, owned by three siblings in two states, is a logistics problem before it is a real estate problem. If the alternative to a cash sale is nothing happening for months while taxes and insurance run, the discount may genuinely be cheaper than the alternative. The inherited property guide covers the probate sequencing that has to happen either way, and the out-of-state seller guide covers what can be done remotely.

What the four scenarios assume, so you can argue with the assumptions

Every number below is an example built on stated assumptions. It is not a quote, a net sheet or a prediction about your house.

The market value and the asking price are treated as the same figure. That matters, because the two listed outcomes are expressed as a percentage of asking price, and a percentage of an inflated asking price is a percentage of a fantasy. If a house is priced $60,000 over the market it will not sell at 98.88% of that price, it will sit. The ratio is only meaningful on a property priced against closed comparable sales.

Total commission is 5% of the sale price, split between the two sides. Commission is negotiated, not fixed, and buyer-side compensation is now the subject of a separate written agreement rather than an offer published in the MLS. Ask your agent to show you where each side's number is written, and use your own figure here. Every 1% of commission on a $400,000 sale is $4,000, so the swing is not trivial.

Seller closing costs on the listed sale are documentary stamp tax at 60 cents per $100, plus an example $1,200 allowance for the smaller lines: settlement or closing fee, lien and municipal searches, recording the satisfaction of your mortgage, courier and wire fees, and an association estoppel fee if you are in an HOA or condominium. The estoppel fee is capped by statute. Section 718.116 for condominiums and s. 720.30851 for homeowners' associations each set $250 for an account with no delinquency, and each require that the amount be adjusted every five years for inflation by the Department of Business and Professional Regulation, which calculates and publishes the adjusted figures. The current published cap is $299 for an account with no delinquency, which is the figure the seller closing costs page uses. A delinquent account and an expedited request each carry their own higher capped amount. The other lines vary by title company and by contract.

No owner's title insurance premium is deducted from the seller in these columns, because the AS IS form's regional provision for Miami-Dade and Broward puts the owner's policy premium on the buyer. That is one of three boxes the parties check in the contract, not a legal allocation, so read your own contract. The provision is set out further down.

No seller concession is deducted in the four columns, and neither is pre-listing prep. On a listed sale a buyer may come back after inspection for a repair credit or a closing-cost credit, and a credit written into an addendum does not reduce the recorded sale price, so it is not inside the 98.88% figure either. That figure captures price reductions, not credits. If your house is likely to need either a concession or prep work, subtract your own estimate from the two listed columns before you compare. It moves the break-even up.

The two cash scenarios are run generously. I assume no commission and that the buyer pays every closing cost including the documentary stamps. If your cash contract puts the doc stamps back on you, subtract another 0.6%. Even on the generous version the cash offer loses the arithmetic, which is why I have not bothered to make it look worse.

Property tax proration is excluded from all four columns. Florida bills in arrears, so at closing you credit the buyer for the days you owned the property this year. That is money you owed regardless of how you sell, so including it would distort the comparison. Your closing agent computes the real figure.

The two listed outcomes use the two ratios the MLS itself computes over the same window: 97.42% of asking MLS-wide since July 2021, and 98.88% in my own MLS production record over that window. Being the same metric on the same window is what makes the comparison like for like. The 98.88% is the figure the MLS computes across my production record and I have not confirmed from the report which closed sides it includes, so treat the MLS-wide 97.42% as the conservative column and the 98.88% as the softer one. Any agent or broker can pull the same report against license SL3576483 and check both.

A $400,000 south Miami-Dade house, four ways

(a) Cash at 70% of market. The offer is $400,000 × 0.70 = $280,000. No commission, and on the generous assumption that the buyer pays all closing costs, net proceeds are $280,000.

(b) Cash at 80% of market. The offer is $400,000 × 0.80 = $320,000. On the same assumptions, net proceeds are $320,000.

(c) Listed, sold at the MLS-wide 97.42% of asking. Sale price is $400,000 × 0.9742 = $389,680. Commission at 5% is $19,484. Documentary stamps are $389,680 ÷ 100 = 3,896.8, rounded up to 3,897 units under the "or portion thereof" rule, at 60 cents, which is $2,338.20. Add the $1,200 allowance for the smaller lines. Net proceeds are $389,680 − $19,484 − $2,338.20 − $1,200 = about $366,658.

(d) Listed, sold at the 98.88% in my MLS production record. Sale price is $400,000 × 0.9888 = $395,520. Commission at 5% is $19,776. Documentary stamps are 3,956 units at 60 cents, which is $2,373.60. Add $1,200. Net proceeds are $395,520 − $19,776 − $2,373.60 − $1,200 = about $372,170.

Now the part the cash buyer's flyer leaves out, which has to be subtracted or the comparison is dishonest. A listed sale takes time, and time costs money. Take an example 90-day hold from listing to closing. Property tax at roughly 2% of value annually is $667 a month, and that 2% is an example: your bill runs off assessed value, not market value, and on a long-held homesteaded house the Save Our Homes cap can put assessed well below market, so use the figure on your own TRIM notice. Insurance at an example $300 a month and $150 a month for utilities, lawn and pool bring the total to $1,117 a month, which is $3,351 over 90 days. If you still have a mortgage, add the interest portion of three payments, which on a $200,000 balance at 6.5% is about $3,250 more. The insurance figure in particular varies enormously in south Miami-Dade by roof age and wind mitigation, which the roof age guide goes into.

Subtracting $3,351 of carrying cost, the listed outcomes net about $363,307 at the MLS-wide ratio and about $368,819 at mine. Against the 70% cash offer that is $88,819 more. Against the 80% cash offer it is $48,819 more. Those two figures are what the convenience is costing, and you should decide whether 90 days of inconvenience is worth them. For many people it is not, and that is a legitimate answer.

A $600,000 south Miami-Dade house, four ways

The gap does not scale politely. It widens, because the discount is a percentage of a bigger number while the fixed closing lines barely move.

(a) Cash at 70%. $600,000 × 0.70 = $420,000 net on the same generous assumptions.

(b) Cash at 80%. $600,000 × 0.80 = $480,000 net.

(c) Listed at 97.42%. Sale price $584,520. Commission at 5% is $29,226. Documentary stamps are 5,846 units at 60 cents, which is $3,507.60. Add $1,200. Net is $584,520 − $29,226 − $3,507.60 − $1,200 = about $550,586.

(d) Listed at 98.88%. Sale price $593,280. Commission at 5% is $29,664. Documentary stamps are 5,933 units at 60 cents, which is $3,559.80. Add $1,200. Net is $593,280 − $29,664 − $3,559.80 − $1,200 = about $558,856.

Carrying cost at this price, on the same example assumptions, runs higher: tax about $1,000 a month, insurance an example $400, utilities and grounds $150, so $1,550 a month and $4,650 over 90 days, plus mortgage interest if applicable. That leaves about $545,936 at the MLS-wide ratio and about $554,206 at mine.

Against the 70% cash offer, the listed route is $134,206 better. Against 80%, it is $74,206 better. Put differently: on a $600,000 house, accepting 80% of market buys you roughly 90 days of your life at about $825 a day on these assumptions. Mortgage interest, a seller concession or prep costs all push that daily figure down, so run it with your own numbers. Some people will take that trade knowingly. The ones who get hurt are the ones who were never shown the daily rate.

The break-even: a cash offer has to reach about 92% of market

Rearranging the numbers above gives the figure to check an offer against. At $400,000, a listed sale at my ratio nets about $368,819 after commission, closing costs and 90 days of carry. Divide that by $400,000 and you get 92.2%. At $600,000, $554,206 divided by $600,000 is 92.4%.

So a cash offer with the buyer paying all closing costs has to be somewhere around 92% of market value before it matches what a properly priced listed sale nets, and that is after giving the cash route full credit for the time and carrying cost it saves. Below that number you are paying for speed. Above it, take the cash.

This is a test you can run on any offer as soon as you have an honest market value. Divide the offer by that value and compare the result against roughly 92%. If it starts with a 7 or an 8, you now know roughly what the speed is costing, and you can decide whether you want it. If it starts with a 9, run the full comparison before you dismiss it.

Four things move the break-even, all of them yours to establish. A lower commission moves it down. A longer time on market or a higher carrying cost moves it up, and on a vacant house with an expensive insurance policy and a mortgage still running it can move up several points. A seller concession or pre-listing prep on the listed route moves it up as well, because both come off the listed net without touching the recorded sale price. And running the column at the MLS-wide 97.42% rather than at my 98.88% moves it down by about a point. Redo the arithmetic with your own figures rather than borrowing mine.

Two Miami-Dade costs that differ from the rest of Florida

Two county-specific facts make selling here cheaper than the generic Florida net sheet says, and they are the main reason the listed outcome gets underestimated.

The documentary stamp tax on a deed here is 60 cents per $100, not 70. Section 201.02(1)(a) sets the statewide tax on a deed so that "on each $100 of the consideration therefor the tax shall be 70 cents." Section 201.0205 removes the 10-cent increase that produced that figure in any county that implemented ch. 83-220. It does not name the county and it does not state a rate. The Florida Department of Revenue does both: its documentary stamp tax page states that the rate for Miami-Dade County is 60 cents on each $100, or portion thereof, of the total consideration. That 60 cents applies to every deed here, whatever the property type. On a $389,680 sale it is about $2,338 instead of $2,728.

What the property type changes is the surtax, and that is the catch if what you are selling is not a single dwelling. Section 125.0167 is the adopting provision and caps the county discretionary surtax at "45 cents for each $100 or fractional part thereof." Section 201.031 governs its administration and collection and sets no rate. Both state that there is no surtax where the interest transferred "involves only a single-family residence," and both say that residence may be a condominium unit or a detached dwelling. The Department of Revenue states the Miami-Dade surtax as 45 cents per $100 and says the surtax is not due on a document that transfers only a single-family dwelling. So sell a house or a condominium unit and you pay 60 cents. Sell a duplex, a small apartment building or anything commercial and the combined figure is $1.05 per $100. If your property is a duplex, every number on this page needs that line changed. How a particular conveyance is characterised is a question for your closing agent, and the final amount is computed at recording.

In Miami-Dade the buyer selects the title company and pays for the owner's title insurance policy. That is the opposite of most Florida counties, where the seller buys that policy for the buyer, and a national calculator assumes the seller pays. The FloridaRealtors/FloridaBar AS IS form has it in writing. Paragraph 9(c) asks the parties to check one of three options, and option (iii) is labelled a regional provision for Miami-Dade and Broward: the buyer designates the closing agent and pays the premiums for the owner's policy, while the seller pays the actual cost of a title search or continuation, capped at the figure written in the blank and at $200 if the blank is left empty, plus the tax search and the municipal lien search. Miami-Dade and Broward sit together in that provision, and it is the rest of Florida that the two of them differ from. Because it is one of three boxes rather than a rule, who pays is a negotiable term of the purchase contract and not a legal allocation: custom sets the starting point, the contract sets the answer, and a bank-owned or institutional seller's contract can check a different box. Florida title premiums are promulgated by the state rather than set by each company, so the amount is not trivial; the seller closing costs page publishes the schedule it uses and what it computes to on a $400,000 policy. Read your own contract rather than relying on the custom.

An iBuyer and a wholesaler are not making the same offer

Treating them as one category is how a seller talks themselves into the wrong decision in both directions. Here is what each type publishes about itself.

Opendoor's own guide states that it "aims to offer near fair market value" while conceding that its offers "will typically reflect a modest discount relative to what you might achieve on the open market." On fees it says plainly that it "does not publish a fixed percentage," that the charge varies by market and property, and that it is shown in each offer. Its own worked example, which it labels illustrative, deducts $17,500 on a $350,000 sale, which is 5%, and it puts closing costs at "typically ranging from 1% to 3% of the sale price," with separate repair credits that the same page ranges from $500 for minor work to $20,000 and above for major work, while describing them elsewhere as running from a few hundred dollars to several thousand. Run that illustration: a $400,000 house at full market less a 5% fee and 2% closing costs is about $372,000 before any repair credit, which lands in the same territory as a listed sale rather than anywhere near 70%. Start the offer below market and subtract a repair credit and it drifts down from there. On those published numbers a large iBuyer offer can be close enough to a listed net to be worth working through on paper. It is not the same animal as a 70% investor offer, and the fee is not a rate you can assume in advance, because the company says it does not publish one.

The franchised cash-buyer brands say something different about themselves. An FAQ on WeBuyUglyHouses.com, the HomeVestors franchise brand, quoted by the advertising watchdog Truth in Advertising, states that its franchisees "will buy your house, but only at a price below market value so it can resell after renovations at a profit." That is a clear and honest description of a business model, and it tells you what the offer is for.

The independent wholesaler is a third category and the one to read most carefully. The method is published openly in investor training material. A wholesale calculator from REsimpli states the rule as after-repair value multiplied by 70% minus repair costs, or as ARV multiplied by an investment percentage "usually 70%-75%" minus estimated repair costs and desired profit. Note what the percentage is applied to: the after-repair value, not today's value. Two of the three inputs, the repair estimate and the desired profit, are chosen by the person making you the offer. So ask for both in writing. A cash buyer who will not tell you the market value they used and the repair figure they deducted has told you something.

The assignment clause, in plain terms

An assignment clause lets the buyer transfer the contract to somebody else before closing. The person sitting across your kitchen table may have no intention of ever owning your house and no funds to do so. Their plan is to sign a contract with you at one price, then sell that contract to an actual investor at a higher price, and keep the difference. That difference came out of your proceeds.

There is a benchmark, and you should know it before you read anything. On the standard FloridaRealtors/FloridaBar as-is residential form, paragraph 7 is Assignability, and the form states that if no box is checked the buyer may not assign the contract. That default belongs to that form alone. If you are handed a contract that is not the standard form, the default does not apply to it, and assignment is the first thing to read.

Assignment is not inherently improper and it has legitimate uses. What matters is that you know it is happening and price accordingly. Three questions to put in writing. Who is the buyer at closing, and do I have any right to approve a substitute. Does the original signer remain liable if the assignee does not close. Is there a cap on, or a disclosure of, the assignment fee.

There is a licensing dimension worth knowing about. Section 475.42(1)(a) provides that a person "may not operate as a broker or sales associate without being the holder of a valid and current active license therefor," and makes a violation a third-degree felony. Whether marketing an equitable interest in a contract you hold is the same thing as marketing someone else's property for compensation is a fact-specific question. If you think the line has been crossed on your deal, that is a question for a real estate attorney and, where appropriate, the Department of Business and Professional Regulation. It is not a question for me and this page is not legal advice.

One practical signal: look at who is named as buyer. "Buyer and/or assigns" or a newly formed limited liability company with no history is not a reason to refuse a deal, but it tells you which kind of counterparty you have, and it means the earnest money and the inspection period matter more.

The inspection period as a free option, and what the earnest money tells you

On the standard Florida as-is residential form the buyer has an inspection period during which they can cancel in their sole discretion and have the deposit returned. The form sets that period at whatever number of days the parties write in, and at 15 days if the blank is left empty. That is reasonable protection for somebody buying a house. In the hands of somebody whose plan is to resell the contract, it is a free option on your property: they tie it up, spend the period shopping it to investors, and walk away at no cost if nobody bites. Meanwhile you have taken the house off the market and told other buyers you are under contract. A contract written on the buyer's own paper sets its own inspection terms, so read the one in front of you rather than assuming the standard form's.

So look at two numbers together. How long is the inspection period, and how large is the earnest money deposit. A 30-day inspection period with $500 down is an option, not a purchase. A 10-day period with earnest money in the thousands, held by a named title company or attorney's trust account rather than by the buyer, is a buyer with something to lose. Whether a deposit is large enough to be meaningful depends on the price, and it is negotiable; the point is to notice it rather than to skim past it.

Ask where the deposit is held and get the escrow agent's name. Ask what happens to it if the buyer cancels after the inspection period, which is a different question from during. Ask whether the period extends automatically for any reason. If a cash buyer is selling you certainty of closing, the contract should contain certainty of closing, and if it does not, you are paying the certainty premium without receiving the certainty.

What "as-is" does and does not mean

On Florida's standard as-is residential form, as-is means the seller has no obligation to repair anything, and the buyer's remedy if they do not like what the inspection finds is to cancel rather than to demand work. That is a genuine benefit to a seller who does not want to open repair negotiations.

It does not mean the buyer stops inspecting. It does not mean the buyer cannot come back after inspection and ask for a price reduction or a credit, which is one reason a cash offer can drop between signature and closing. On a financed sale it does not override the buyer's financing or appraisal conditions where those are in the contract. And it does not erase the duty on a residential seller to disclose facts known to them that materially affect value, where those facts are not readily observable and are not known to the buyer. The reach of that duty in a specific situation, and how it interacts with an as-is clause, is a question for a real estate attorney. If your situation involves unpermitted work, the permit guide covers what the county record shows and what it does not.

Two related points that come up on cash deals. First, a cash buyer has no lender requiring an appraisal, and that cuts both ways. On a financed sale a low appraisal is a renegotiation risk to you, so losing it is not a loss. What you lose is any outside opinion of value in the file at all, which means the only market value in the conversation is the one the buyer chose. That is why step one below is your own comparable-sales analysis, from someone who is not trying to buy the house. Second, if the property is in an association, the estoppel and approval process runs whether the buyer is paying cash or not, and it has its own timeline.

Nothing here is legal or tax advice. The contract is an attorney's subject, the tax consequences of a sale are a CPA's, title and recording questions belong to your closing agent, and if you are selling under financial pressure a HUD-approved housing counselor can go through the options with you at no cost.

How to run this test on your own offer

Get an honest market value first, and get it from closed sales rather than from asking prices. Asking prices are opinions and closed prices are facts. Three to five closed sales in the last six months, same neighborhood, similar size and condition, with adjustments you can explain. Any licensed agent will produce this, and you should get it from somebody who is not the person trying to buy your house. That step is the slow one, and there is no shortcut for it.

Divide the cash offer by that value. Compare the result against roughly 92%. That tells you the size of the gap in percentage terms.

Convert the gap to dollars and then to a daily rate. Take the difference between the two nets, divide by the number of days the listed route would realistically take in your submarket, and look at the number. That is what you are paying per day for speed and certainty. Some people look at it and take the cash, which is a defensible decision made with the facts in hand.

Ask the cash buyer six things in writing. The market value they used. The repair deduction they applied. Whether the contract is assignable. How long the inspection period runs. How much the earnest money is. Who holds it. A serious buyer answers all six. One who will not answer them has given you useful information.

Then decide. I am not going to tell you that listing always wins, because on a property that cannot be insured or a situation that will not wait, it does not. What I will tell you is that the decision should be made against the second number, not just the first one, and that the second number is not hard to produce.

Who wrote this and what it is not

Zachary Tranten, licensed Florida real estate sales associate, license SL3576483, held with Keys Gate Realty, 10 NE 3rd Street, Florida City, FL 33034. Equal Housing Opportunity.

This page is general information, not legal, tax or financial advice, and it is not an appraisal or an offer. Statutory language is quoted from the Florida Statutes, the Miami-Dade rate figures come from the Florida Department of Revenue, and the contract provisions are quoted from the FloridaRealtors/FloridaBar AS IS residential form, all as published at the date in the source note. Contract questions belong to a real estate attorney, tax questions to a CPA, closing and recording figures to your closing agent, and insurance questions to a licensed agent or your carrier. All figures in the four-way comparisons are labelled examples built on the stated assumptions.

Common questions

Related

• What happens to the house
• What selling actually costs you here
• The addition nobody pulled a permit for
• What your Miami-Dade house is worth, and what sets the number
• Selling from out of state, and what Florida actually takes
• Roof age is the number that decides your insurance
• Rent it out, or sell it?
• Selling a rental with tenants in it
• Selling and buying in Homestead

Statutory language was re-fetched on 12 October 2026 from the Florida Legislature's published statutes and is cited in plain text without a year, so the build links to the current edition: s. 201.02(1)(a) for the 70-cent statewide documentary stamp rate on deeds; s. 201.0205, titled \"Counties that have implemented ch. 83-220; inapplicability of 10-cent tax increase by s. 2, ch. 92-317,\" which operates only by reference to any county that has implemented ch. 83-220 and which names no county and states no rate; s. 125.0167, titled \"Discretionary surtax on documents; adoption; application of revenue,\" which caps the surtax at \"45 cents for each $100 or fractional part thereof\" and excludes a document where the interest conveyed \"involves only a single-family residence,\" adding that such a residence \"may be a condominium unit\"; s. 201.031, titled \"Discretionary surtax; administration and collection; Housing Assistance Loan Trust Fund; reporting requirements,\" which carries the same single-family exclusion including the condominium unit and sets no rate; s. 475.42(1)(a) for unlicensed brokerage and its third-degree felony; and ss. 718.116 and 720.30851 for the estoppel fee cap, each setting $250 for an account with no delinquency and requiring adjustment every five years on the Consumer Price Index by the Department of Business and Professional Regulation, which calculates, rounds and publishes the amounts. The current published cap of $299 for an account with no delinquency, with the expedited and delinquency amounts likewise adjusted and the next review due in 2027, was confirmed on 12 October 2026 against the published reports of that adjustment and matches the figure the site's own seller closing costs page uses. The Miami-Dade rates themselves come from the Florida Department of Revenue's documentary stamp tax page, also checked on 12 October 2026, which states the county rate as 60 cents on each $100 or portion thereof, the county surtax as 45 cents, and that the surtax is not due on a document that transfers only a single-family dwelling. The contract provisions were read from the text of the FloridaRealtors/FloridaBar AS IS Residential Contract for Sale and Purchase on 12 October 2026: paragraph 7 Assignability, which states that if no box is checked the buyer may not assign; paragraph 12(a), under which the inspection period is the number of days written in and 15 days if the blank is left empty, with cancellation in the buyer's sole discretion; and paragraph 9(c), which asks the parties to check one of three options, option (iii) of which is labelled a Miami-Dade and Broward regional provision under which the buyer designates the closing agent and pays the premiums for the owner's title policy while the seller pays the actual cost of a title search or continuation, capped at $200 if the blank is left empty, plus the tax search and the municipal lien search. That grouping of Miami-Dade with Broward matches the site's own seller closing costs page. Cash-buyer figures are quoted from the companies' own published material, checked on 12 October 2026: Opendoor's guide and article on how it makes money, for its \"near fair market value\" language, its statement that it does not publish a fixed fee percentage, its illustrative $17,500-on-$350,000 example and its 1% to 3% closing-cost range; the WeBuyUglyHouses.com FAQ language as quoted by Truth in Advertising, which attributes it to that site rather than to a HomeVestors-branded page; and REsimpli's wholesale calculator for the published form of the 70% rule. The 97.42% MLS-wide ratio and the 98.88% ratio are the same metric computed by the MLS over the same window beginning July 2021, taken from the MIAMI MLS Agent Production and Inventory Report, which any agent or broker can pull against license SL3576483. Documentary stamps are computed throughout on the round-up-to-the-next-$100 rule, shown to the cent, with the resulting nets rounded to the nearest dollar. Every dollar figure in the four-way comparisons is a labelled example built on the stated assumptions, not a quote.